A. 
Location.
(1) 
All streets in the subdivision shall be designed so that, in the opinion of the Planning Board, they will provide safe vehicular travel and an attractive street layout in order to obtain the maximum safety and amenity for future residents of the subdivision.
(2) 
The proposed street shall conform, so far as practicable, to any existing plans of the Planning Board and, when adopted by the Planning Board to the Master or Study Plan or parts thereof adopted.
(3) 
Provision satisfactory to the Planning Board shall be made for the proper projection of streets, or for access to adjoining property, which is not yet subdivided.
(4) 
Reserve strips prohibiting access to streets or adjoining property shall not be permitted, except where, in the opinion of the Planning Board, such strips shall be in the public interest.
(5) 
All subdivisions of greater than five lots shall have at least two points of roadway access to presently existing public ways.
B. 
Alignment.
(1) 
Street jogs with center-line offsets of less than 150 feet shall be avoided whenever practicable.
(2) 
The minimum center line radii of a curved street shall be as follows:
(a) 
Minor streets: 150 feet.
(b) 
Secondary streets: 250 feet.
(c) 
Major streets: 350 feet.
(3) 
A tangent at least 150 feet in length shall separate all reverse curves on major and secondary streets except where at least one radius is 500 feet or more.
(4) 
Property lines at street intersections shall be rounded or cut back and run parallel with the curb radius of not less than 30 feet.
(5) 
Streets shall be laid out so as to intersect at intervals, which will permit block size to be in a range of 600 feet to 1,200 feet in length, unless otherwise specified by the Planning Board. In lieu of actual construction of a cross street, in special instances the Planning Board may approve an easement for a future street.
C. 
Width.
(1) 
The minimum width of rights-of-way shall be as follows:
(a) 
Minor and secondary street: 50 feet.
(b) 
Major streets and such secondary streets which, in judgment of the Planning Board, may in the future be changed in character to become a major street: 60 feet.
(2) 
When a minor street will provide the only access for lots fronting on a length in excess of 500 feet, or where on a major street potential volume is such to warrant it, the Planning Board may require a greater right-of-way than that specified above.
D. 
Grade.
(1) 
The center line grade for any street shall not be less than 0.5%.
(2) 
The maximum center line grade for streets shall be as follows:
(a) 
Minor streets: 8%.
(b) 
Secondary streets: 8%.
(c) 
Major streets: 5%.
(3) 
Where changes in grade exceed 1%, the grades shall be connected by vertical curves of sufficient length to afford the following minimum stopping sight distances: 200 feet for minor streets; 300 feet for secondary streets; and as determined by the Department of Public Works for major streets.
(4) 
Where changes in grade exceed 1%, reasonable vertical curves, as required by the Department of Public Works, will be provided, and where a grade is 5% or greater within 150 feet of the intersection of street right-of-way lines, there shall be provided a leveling area of at least 75 feet, with a maximum grade of 3%.
E. 
Dead-end streets.
(1) 
Dead-end streets shall not be longer than 500 feet. The Planning Board may, in its discretion, allow a cul-de-sac of up to 750 feet if, in its opinion, such length does not pose any safety concerns and the developer has addressed all issues of emergency vehicle access, increased maintenance, and safety. No cul-de-sac shall exceed 750 feet. No cul-de-sac shall provide access to more than six lots.
(2) 
Dead-end streets shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 100 feet, and a property line diameter of at least 120 feet, unless otherwise specified by the Planning Board.
(3) 
The unpaved portion of a cul-de-sac shall be prepared and seeded in the same manner as grass plots, § 310-16, except with the approval of the Planning Board where trees or shrubs exist or are planted, or where natural desirable features exist. Where, in the opinion of the Planning Board, it may be desirable to extend the cul-de-sac in the future, an easement of at least 50 feet in width shall be provided for this purpose. Provisions shall be made so that when a dead-end street is extended, land in a cul-de-sac beyond the normal right-of-way width shall be deeded to the owner of abutting lots.
(4) 
All culs-de-sac shall have a maximum grade of 5%.
(5) 
The standard cross section is to be redrawn and amended to reflect four-to-one side slopes; location of hydrants eight feet from the curb; and a three-inch binder coat and a 1.25-inch top coat.
A. 
Unless otherwise specified by the Planning Board, curbs shall be provided along each edge of the roadway(s).
B. 
Unless otherwise specified by the Planning Board, gutters shall be provided at intersections and along each edge of the roadway(s) where the grade exceeds 3% but is less than 5%.
C. 
Driveways shall be constructed in accordance with the requirements of the Department of Pubic Works. Driveways shall include a paved apron that is at least 18 feet wide and be a length of 20 feet from the edge of the road pavement with at least a three-foot radius at the intersection with the road pavement.
D. 
Driveway cuts shall not be within 55 feet of the intersection of the center line of intersecting streets.
E. 
Curbs shall be sloped granite curbing that is five inches by 18 inches; see Appendix.[1]
[1]
Editor's Note: Appendix C, Illustrations and Cross Sections, is included as an attachment to this chapter.
A. 
Sidewalks shall be provided the full length of each side of each street and shall be five feet in width, except as follows:
(1) 
In a subdivision in which the average lot size exceeds one acre, sidewalks need be provided on one side of secondary and minor streets. However, no reduction shall be made in the required right-of-way.
(2) 
Around a cul-de-sac, a sidewalk need be provided on one side only: the exterior side.
B. 
When sidewalks are provided, proper access shall be provided at intersections and in culs-de-sac in complete compliance with the American with Disabilities Act (ADA)[1] and requirements of the Massachusetts Architectural Access Board.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
A. 
A grass plot shall be provided on each side of each roadway between the pavement and sidewalk areas and shall occupy all the remaining area between the pavement and sidewalk areas.
B. 
Utility poles and streetlights shall, and shade trees may, be located in the grass plot, but shall not be nearer than 25 feet to the intersection of two streets, measured from the intersection of the tangents of the intersecting streets.
A. 
Street trees of a species approved by the Planning Board shall be planted on each side of each street in a subdivision, except where the definitive plan showed trees to be retained which are healthy and adequate. Such trees shall be located at approximately seventy-five-foot intervals and shall be at least 12 feet in height.
B. 
The subdivider shall plant other trees as needed to provide at least one area of shade to each lot.
Monuments shall be installed at all street intersections, at all points of change in direction, grade or curvature of streets, and at all other points where, in the opinion of the Planning Board, permanent monuments are necessary.
A. 
Street signs shall be provided at each intersection and shall include a sign for each street at that intersection. Street signs shall meet or exceed the requirements of the Department of Public Works and be installed in accordance with the latest edition of the Manual on Uniform Traffic Control Devices.
B. 
The developer is required to obtain a list of prospective street names from Upton Historical Commission.
C. 
Street names shall be approved by the Planning Board to prevent duplication and to provide names in keeping with the character of the Town.
Streetlights shall be of the type and style in general use in the Town of Upton unless otherwise specified by the Planning Board and shall be located in the grass plots provided in § 310-16 above at such intervals as required by the Selectmen.
Adequate disposal of surface and subsurface water shall be provided and catch basins shall be provided on both sides of the roadway at intervals not to exceed 400 feet unless otherwise provided by the Planning Board, at all low points and intersections and at such other places as deemed necessary by the Department of Public Works and the Planning Board, to assure the unimpeded flow of all natural watercourses, to assure adequate drainage of all low points and to provide proper runoff of stormwater. In no instance shall catch basins be located along a driveway cut.
A. 
Easements for utilities carrying underground wires, where required, or for utilities across lots or centered on rear or side lot lines shall be provided where necessary and shall be at least 30 feet wide.
B. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, the Planning Board may require that there be provided a stormwater easement or drainage right-of-way of adequate width and proper side slope.
C. 
Access easements to park and conservation land owned by the Town shall be provided, if required by the Planning Board, and shall be at least 30 feet wide.
Before approval of a plan, the Planning Board may also in proper cases require the plan to show a park or parks suitably located for playground or recreation purposes or for providing light and air. The park or parks shall not be unreasonable in the area in relation to the land being subdivided and to the prospective uses of such land. The Planning Board may by appropriate endorsement on the plan require that no building be erected upon such park or parks without its approval for a period of three years. Each area reserved for such purpose shall be of suitable area, dimensions, topography and natural character for the purposes of a park and/or playground. Each such area shall be so located as to serve adequately all parts of the subdivision as approved by the Planning Board. The Planning Board may require that the area or areas reserved shall be located and laid out in conjunction with similar areas of adjoining subdivisions or of probable subdivisions. All areas to be reserved for park and/or playground purposes shall contain not less than one acre or shall be part of a similar area in an adjoining subdivision so that the total area is not less than one acre. Unless otherwise specifically approved by the Planning Board, the total amount of area to be reserved for park and/or playground purposes shall be no less than 10% of the gross area of the subdivision. Any land so reserved shall be graded to dispose properly of surface water and shall be left in condition for the purpose intended, as required by the Planning Board. The open space shall be held by a not-for-profit corporation or homeowners' association. All property owners within the subdivision shall be members of the association or corporation and shall share in the expense of maintaining the open space. The Planning Board, in its discretion, may require that the open space be dedicated to the Town if warranted by the area and location of the open space. The Planning Board may require Town Counsel to review any proposed treatment of open space.
Lots shall be prepared and graded in such a manner that development of one shall not cause detrimental drainage on another; if provision is necessary to carry drainage to or across a lot, an easement or drainage right-of-way of adequate width and proper side slope shall be provided.
Telephone and electric wires and all utilities shall be installed underground. The developer will take all necessary steps to insure that all utilities, with the exception of gas piping, are available and functional for use by the residents of the subdivision.
In cases where Town water and sewer services have not yet been extended to the subdivision, townhouse, garden apartment, condominium or planned unit development proposed by the developer, the Planning Board shall require, unless specially waived, the developer to extend Town water and sewer services, including, but not limited to, all pipes and mains, and the proportionate cost of any additional facilities, such as wells, pumping stations or treatment plants or systems, which may be required as a result of extension of Town services, at the developer's expense, to and throughout the proposed subdivision, townhouse, garden apartment, condominium or planned unit development. In the event that the developer does not build all facilities or systems required under this section, the developer will deposit, into a separate account to be held by the Town, the amount of money that the Planning Board determines it will cost to construct the required systems and facilities. Any funds held under this section will be used only for the construction of such facilities or systems.
In cases where the streets adjacent to the proposed subdivision, townhouse, garden apartment, condominium, or planned unit development do not appear, in the discretion of the Planning Board, to be adequate to handle the traffic to be created by the proposed development, the Planning Board may require the developer to widen or otherwise improve the adjacent streets, at the developer's expense.